[Ord. No. 2022-02, 3/22/2022]
1.
Administration of Modifications and/or Waivers.
A.
An applicant for approval of a mixed-use village development shall
be entitled to modifications and/or waivers ("waivers") of any requirements
of the SALDO where literal compliance with requirements of the SALDO:
B.
No modification and/or waiver will be approved if the approval thereof
will be contrary to the intent of the mixed-use village and materially
detrimental to the public health or safety of the Township.
[Ord. No. 2022-02, 3/22/2022]
1.
To the extent that the provisions contained herein conflict with
the provisions contained in this chapter, the following provisions
shall supersede. All other provisions contained in this chapter shall,
to the extent not inconsistent herewith, remain in effect.
2.
Streets and Roads; General Requirements.
A.
All streets shall be private and therefore not subject to the provisions contained in § 22-406, and may include a right-of-way and/or easement in order to accommodate the dimensional standards of the streets provided below.
B.
Private access entry roads shall be designed and regulated as follows:
(1)
A twenty-four-foot cartway containing two twelve-foot traffic
lanes. Cartways may be widened to accommodate turning lanes as may
be necessary.
(2)
A sidewalk a minimum of five feet in width shall be provided
on at least one side of the street.
(3)
A planting and utility strip a minimum of eight feet in width
shall be provided on the side of the street containing the sidewalk.
(4)
On-street parking shall be prohibited along private access entry
roads.
(5)
Curbing shall be required on both sides of private access entry
roads.
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C.
Private access streets shall be designed and regulated as follows:
(1)
A twelve-foot cartway containing the existing two-way traffic
lane.
(2)
A sidewalk or trail a minimum of five feet in width shall be
provided on at least one side of the street.
(3)
A planting and utility strip a minimum of nine feet in width
shall be provided on the side of the street containing the sidewalk
or trail.
(4)
Crushed stone shoulder areas, a minimum of nine feet in width,
shall be provided at intermittent locations to allow vehicles to pull
over and yield.
(5)
To accommodate Fire Department and emergency access, the full
width of the cartway shall be free of obstructions (including snow)
at all times.
(6)
On-street parking shall be prohibited along private access streets.
(7)
Curbing shall not be required along private access streets.
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D.
Boulevards shall be designed and regulated as follows:
(1)
Two thirteen-foot cartways, each containing a one-way traffic
lane, separated by a variable-width median which shall contain trees
and landscaping.
(2)
A sidewalk or trail a minimum of five feet in width shall be
provided on at least one side of the boulevard.
(3)
A planting and utility strip a minimum of eight feet in width
shall be provided along one side of the boulevard. Existing trees
shall remain to the extent practicable.
(4)
On-street parking shall be prohibited along boulevards.
(5)
Curbing shall not be required along boulevards.
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E.
Local private streets shall be designed and regulated as follows:
(1)
A twenty-eight-foot cartway containing two ten-foot traffic
lanes and an eight-foot restricted parking lane.
(2)
A sidewalk a minimum of five feet in width shall be provided
on both sides of the street.
(3)
A planting and utility strip a minimum of eight feet in width
shall be provided on both sides of the street.
(4)
Restricted on-street parking shall be regulated by signage on
the portions of the street reserved as "Fire Staging Areas" approximately
every 400 feet along all local private streets.
(5)
Curbing shall be required on both sides of local private streets.
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F.
One-way private streets without parking shall be designed and regulated
as follows:
(1)
A sixteen-foot cartway containing a one-way traffic lane, which
shall be wider in specific locations to accommodate fire truck turning
movements.
(2)
A sidewalk a minimum of five feet in width shall be provided
on both sides of the street.
(3)
A planting and utility strip a minimum of eight feet in width
shall be provided on both sides of the street.
(4)
On-street parking shall be prohibited along one-way private
streets without parking.
(5)
Curbing shall be required on both sides of one-way private streets
without parking.
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G.
One-way private streets with parking shall be designed and regulated
as follows:
(1)
A twenty-four-foot cartway containing a sixteen-foot one-way
traffic lane, which may be wider in specific locations to accommodate
fire truck turning movements, and an eight-foot restricted parking
lane.
(2)
A sidewalk a minimum of five feet in width shall be provided
on both sides of the street.
(3)
A planting and utility strip a minimum of eight feet in width
shall be provided on both sides of the street.
(4)
Restricted on-street parking shall be regulated by signage on
the portions of the street reserved as "Fire Staging Areas" approximately
every 400 feet along all one-way private streets.
(5)
Curbing shall be required on both sides of one-way private streets
with parking.
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H.
Private alleyways shall be designed and regulated as follows:
(1)
A sixteen-foot cartway containing a two-way traffic lane.
(2)
Head-in parking accessible from the cartway shall be permitted
in front of or along a garage, provided that the head-in parking stall
measures a minimum of 18 feet in length and a minimum of 9.5 feet
wide per space.
(3)
Parallel parking within the cartway shall be prohibited along
private alleyways.
(4)
Curbing shall not be required along private alleyways.
(5)
Utilities may be provided along private alleyways.
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I.
Where planting strips are provided, such shall be designed to provide
ample space for a native species shade tree. The type of shade tree
planted shall be in accordance with recommended practices of recognizable
professional standards in order to provide sufficient space for the
shade tree to sustainably grow in a healthy manner and to minimize
potential problems such as mature tree roots upheaving sidewalks.
J.
Culs-de-sac shall be provided with a minimum fifty-two-foot radius
right-of-way and contain a central grass area at the center of the
cul-de-sac, with no curbs, provided that a minimum interior turning
radius of 25 feet is provided. The maximum length of a permanent cul-de-sac
shall be 600 feet, measured from the center of the intersection road
to the center of the cul-de-sac.
3.
Streets and Roads; Specific Requirements.
A.
All streets shall be private.
B.
Additional street widths or paving shall not be required for existing
streets bordering the tract, unless required or recommended by the
traffic access study.
C.
Stub Streets. Stub streets shall not be required to be extended toward
adjacent properties. Temporary stub streets less than 300 feet in
length, due to construction of future phases, shall not be required
to provide a cul-de-sac.
D.
Intersections.
(1)
Right-of-way. Where private right-of-way lines intersect, the
right-of-way line shall generally be consistent with the placement
of the adjacent road (e.g., one foot behind the sidewalk, eight-foot
offset from the edge of curb, etc.).
(2)
Intersecting right-of-way lines shall not be required to have
a minimum radius.
(3)
Curblines. Curblines shall be rounded with a minimum radius
of 20 feet.
(4)
Center lines of Intersection Streets. The minimum center line
offset between adjacent intersections of streets along a street shall
be 150 feet.
(5)
Intersections with arterials or collector streets, located outside
or adjacent to a tract developed as a mixed-use village, shall be
kept to a minimum and shall be located at least 1,000 feet apart.
(7)
Minimum angle of intersection. Up to 10% of intersections, such
as those constrained with adverse grading, location of existing buildings
or other natural features, may be less than 90° but in no case
shall be less than 75°.
E.
Alignment and Geometry.
(1)
Horizontal Curves. The minimum center line radii for all one-way
streets around a green space shall be 25 feet and for all other streets
shall be 50 feet minimum horizontal curves and sight distances in
no case shall be reduced to less than required by AASHTO at the posted
speed limit.
(2)
Intersections. Whenever practical, center line radii for all
streets shall intersect at right angles, but may be permitted to meet
at a skew of no more than 15° from the right angle.
F.
Grade.
(1)
Street Intersections. Whenever practical, the grade within 50
feet of the intersecting center lines of a street intersection shall
not exceed 4%.
G.
Alleys, and other rear access driveways and access to parking areas
in nonresidential and multifamily areas, shall be permitted.
H.
The specifications and provisions for new streets, alleyways, driveways,
and parking areas in nonresidential and multifamily areas shall be
designed to the following minimum standards as provided by PennDOT:
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1 1/2 inch, 9.5 mm wearing course, PG 64S-22,
0 to 0.3 million ESALs
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2 1/2 inch, 19.0 mm binder course, PG 64-22,
0 to 0.3 million ESALs
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6-inch PennDOT 2A stone
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I.
Private access roads, connecting between West Bullshead Road, Willowbrook
Road and any internal local roads shall be designed to the following
minimum standards:
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1 1/2 inch, 9.5 mm wearing course, PG 64S-22,
0 to 0.3 million ESALs
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4-inch, 19.0 mm binder course, PG 64-22, 0 to 0.3
million ESALs
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8-inch PennDOT 2A stone
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J.
Porous pavements shall include grass, crushed stone, and/or gravel-paved
parking surface reinforcement systems, such as Gravelpave2, concrete block and well-graded stone placed over
a geotextile set on an appropriately graded subbase. Such porous surface
stabilization systems shall generally comply with the Pennsylvania
Stormwater Best Management Practices Manual or other design techniques
that have been proven to work satisfactorily and shall not be treated
as permanent impervious surfaces for the purposes of stormwater runoff
calculations.
4.
Blocks.
A.
Length. Blocks in excess of 1,600 feet in length shall be permitted
within a multifamily neighborhood development, provided that multiple
access points for driveways leading to parking lots serving the development
are provided.
5.
Lots.
A.
All provisions for lots as specified in the mixed-use village provisions of the Zoning Ordinance, for single-family detached dwellings and single-family attached dwellings other than townhouses, shall supersede any similar requirements in § 22-411.
B.
Lots containing existing buildings and recreation uses shall have
no minimum lot dimensional standards, and shall be exempt from minimum
areas in regards to being served by either on-lot sanitary sewer or
water and shall connect to the public system if the on-lot system
fails and an appropriate alternate location cannot be provided on
the same lot.
D.
A maximum of 10% of the total number of lots within a mixed-use village
developed for single-family detached dwellings may be flag lots. Such
flag lots shall be subject to the following regulations:
(1)
Lot frontage provisions as contained in § 22-411 shall not apply. Access shall be provided through a pole or panhandle portion of the lot, or through an access easement or common driveway across an adjacent lot to a street. No more than three dwelling units may gain access through a pole, or panhandle, or an access easement or common driveway across an adjacent lot to a street.
(2)
The width of the pole or panhandle portion of the lot or access
easement across an adjacent lot shall be of sufficient width to accommodate
a driveway and landscaping.
(3)
The shared pole or panhandle portion of the lot shall be excluded
from the calculation of minimum lot area, and shall be owned and maintained
by the homeowners' association, homeowners' associations,
or a master association created in accordance with the Pennsylvania
Planned Community Act.[1]
[1]
Editor's Note: See 68 Pa. C.S.A. § 5101 et
seq.
(4)
The minimum setback in the flag portion of the lot shall be
10 feet.
(5)
Driveways located within the pole or panhandle portion of the
lot shall not exceed 15% grade.
E.
Corner lots shall respect the minimum front setback from the right-of-way
lines of both streets.
F.
A planting screen buffer of 10 feet will be provided adjacent to
each residential lot which abuts a collector or arterial street with
no right-of-way access onto or through said screen. Screen composition
shall consist of either arborvitae, evergreen or deciduous trees planted
in a natural pattern to produce a diffused visual screen with five
years of planting. The screen design and layout must be certified
by a registered landscape architect.
6.
Open Space. A minimum of 50% of the gross area of the tract shall
be open space. Such open space shall be permitted to include passive
and/or active recreation, including, but not limited to, equestrian
and golf uses and structures, tot lots, pocket parks, equestrian and
golf pathways and bike and horse trails. Such open space shall also
be permitted to contain utilities, steep slopes, and stormwater management
facilities (including above-ground or below-ground detention basin
areas). No more than 25% of the open space shall be covered by detention
basins. Such open space shall not be required to be, but may be, accessible
to the public, including trail easements. As each phase of the village
is developed and the boundaries of the open space contained in each
phase are determined, as a condition of final approval of each such
phase, the open space in such section shall be permanently encumbered
with a conservation easement which shall prohibit the said open space
from being further developed for any use other than a golf course
or passive or active open space. The beneficiary of the conservation
easement shall be the Township. Notwithstanding the foregoing, the
open space shall be maintained by the developer of each phase until
such time as the maintenance is assumed by a homeowners' association,
homeowners' associations, or a master association created in
accordance with the Pennsylvania Planned Community Act.[2]
[2]
Editor's Note: See 68 Pa. C.S.A. § 5101 et
seq.
7.
Connectivity. Easements for pedestrian and/or bicycle circulation shall be provided within the tract and coordinated with the proposed trail network pursuant to the recommendations of the Catasauqua Area Trail and Transit Initiative as indicated in the Lehigh Valley Planning Commission's Walk/Roll Active Transportation Plan. The developer shall be responsible to provide a safe sidewalk and/or trail connections, which may have a paved or gravel surface, between the county trail and the development, including the village center, golf course, and/or equestrian facility. Any requirements inconsistent herewith contained in § 22-412, Subsection 4E, shall not apply to a mixed-use village development.
8.
Landscaping.
A.
Existing trees. The design engineer shall, to the extent reasonably
practical, use reasonable efforts to retain trees beyond the expected
typical limit of clearing anticipated on any approved sketch plan.
B.
Street trees.
(1)
Street trees shall be permitted at an average spacing of 50
feet on center within all public and private rights-of-way within
the tract.
(2)
Street tree species shall vary among different neighborhoods/streets
to provide distinct identity and species diversity. All trees shall
have a minimum clearance of six feet to the lowest limb and be no
smaller than 2.0-inch diameter when measured six inches above the
root collar at the time of installation. Trees shall conform to ANSI
Z60.1 American Standards of Nursey Stock and ANSI A300 International
Society of Arboriculture Certified Arborists for pruning.
(3)
Street trees may vary in size and species to provide distinct
identity of various neighborhoods. Deciduous trees may consist of
species suitable for the site conditions, including but not limited
to, red oak (Quercus borealis), sweetgum (Liquidambar styraciflua),
red maple (Acer rubrum), and golden raintree (Koelreuteria paniculatra).
Where appropriate, small deciduous or evergreen trees may consist
of species suitable for the site conditions, including, but not limited
to, flowering dogwood (Cornus florida), Kwanzan cherry (Prunus serrulata
Kwanzan), scotch pine (Pinus sylvestris), and blue spruce (Picea pungens).
(4)
All sidewalks and shade trees will be maintained by the master
developer/master association, homeowners' associations and condominium
associations within the community.
(5)
The landscape plan(s) shall be prepared, sealed, and signed
by a landscape architect licensed in the Commonwealth of Pennsylvania,
as required by Act 535, as amended, the Landscape Architects'
Registration Law, 65 P.S. § 901 et seq.
C.
Natural Area Design Standards. A natural areas management plan will
depict the location, treatment and management of each area, shall
be prepared by a qualified landscape architect and shall be a separate
component of any landscape plan prepared for any of the following
areas that may exist within the mixed-use village: stormwater basin
areas, riparian buffer areas, wetland buffer areas, woodland buffer
areas, steep slope areas, floodplain areas, and other common areas.
(1)
No more than 25% of slopes in the range of 8.00% to 19.99% that
exist in a natural state and have not been altered by human activity
or improvements shall be disturbed.
(2)
No more than 5% of slopes in excess of 20% or greater that exist
in a natural state and have not been altered by human activity or
improvements shall be disturbed.
(3)
There shall be no maximum steep slope within a mixed-use village.
D.
Stormwater basins. All stormwater basins and facilities shall follow
standards set forth in the National Pollutant Discharge Elimination
System (NPDES), and all Commonwealth of Pennsylvania stormwater statutes
and regulations, and Township ordinances promulgated thereunder.
9.
Sanitary Sewer.
A.
The sanitary sewer system shall, if designed and constructed in accordance
with all applicable Commonwealth of PA and Township requirements,
be dedicated to the Township or applicable Authority upon its satisfactory
completion in accordance with the rules and regulations of the applicable
entity. Easements for maintenance of the sanitary sewer system shall
be granted to the Township or applicable Authority. Such easements
shall have a total width of 20 feet.
10.
Electric and Gas Utilities.
A.
Width. Easements for electric and gas utilities shall have a total width of eight feet wide and shall be located along dedicated street rights-of-way. Any electric and gas utility requirements inconsistent herewith contained in § 22-418 shall not apply to a mixed-use village development.
B.
All electric, internet, cable, and similar utilities shall be underground.
